LITTLE HORSECROFT FARM

WELLOW, BATH

LITTLE HORSECROFT FARM

WELLOW, BATH, BA2 8QF

Bath 5 Miles  15 miles Bradford on 6 Miles  10 Miles Bath Spa to London Paddington 85 minutes M4 (Junction 18) 14 miles

An exciting property offering a wide range of residential, holiday, equestrian and commercial opportunities in a charming rural setting on the edge of the popular village of Wellow, close to the centre of Bath

Substantial five bedroom bungalow with adjoining two bedroom annexe

Holiday Cottages

Staff Flat

Two Bedroom Chalet

Well Established Wellow Trekking Centre with range of equestrian and agricultural buildings including indoor and outdoor riding arenas

Tearoom/café

Let workshops & commercial premises

Planning Permission to create Cycle Park and Visitor Centre

In all about 3 acres (1.2 hectares)

SITUATION

Little Horse Croft Farm is situated in a particularly unspoilt part of North overlooking the secluded valley of the Wellow Brook on the outskirts of the attractive village of Wellow.

Wellow is one of the most desirable villages to live in and has a vibrant community. It offers a country pub, village shop and primary school and the surrounding countryside provides an opportunity for all country pursuits with linking Bath to Frome passing through the village and an excellent network of lanes, bridleways and footpaths to ride and walk on.

Although set in beautiful countryside within the Cotswold Hills Area of Outstanding Natural Beauty, the property is only 5 miles from Bath City Centre with Bristol and other local market towns being within easy commuting distance.

High speed rail services to London Paddington are available from Bath whilst Bristol International Airport is only 40 minutes (22 miles) away. The M4 is easily accessible with Junction 18 approximately 15 miles away.

Bath is a Heritage City and is renowned as a tourist destination. It offers a wide range of restaurants, shops, museums, entertainment venues and beautiful architecture.

The area is particularly well served by excellent schools including Monkton Combe, Prior Park, King Edwards, The Royal High School for Girls, Kingswood, Stonar, Downside, Wells Cathedral and Millfield all being within easy reach.

Formal sporting activities in the area include: Hunting - The Beaufort, Mendip Farmers and Avon Vale Racing - Cheltenham, Bath and Wincanton Golf - Bath, Lansdown, Orchardleigh and Bradford-on-Avon Shooting – there are many pheasant shoots in the locality Sailing – Chew Valley and Blagdon lakes Fishing – Chew Valley and Blagdon Lakes and on local rivers

The sale of Little Horse Croft Farm offers a unique and exciting opportunity to purchase an extensive property with full planning permission to extend the established equestrian enterprise to create a visitor centre, cycle park and gym, as well as other commercial opportunities.

The property is substantial with the inclusion of a large dwelling with two bedroom annexe, two holiday cottages, staff accommodation, tearoom/café and extensive and versatile buildings. The fantastic location, close to Bath with the National Route, 24 cycle path passing the property provides opportunities to tap into the local and expansive tourist industry. There is considerable scope to continue equestrian enterprises or to expand into other avenues if desired.

The farmhouse is a five bedroom bungalow that was built of block elevations under a tiled roof in 1989 and is subject to an occupancy clause. The accommodation is set out as follows:

A large Porch/Boot Room leads in to the Kitchen/Breakfast Room which is a spacious room with a range of fitted wall and base units and Pantry. The Sitting Room is a dual aspect room with fabulous views across the valley and has a woodburning stove set within an attractive fireplace. There is a Cloakroom and Office. On the ground floor there are four Bedrooms one with an Ensuite Bathroom and Dressing Area and a Family Bathroom. Stairs lead up to an Attic Room with access to a large storage area beyond. There may be further scope to extend into the roof space subject to the necessary consents.

Adjoining the bungalow is a two bedroom annexe with spacious open plan Kitchen/Dining/Sitting Room, a Double Bedroom with Ensuite Shower Room and stairs leading up to a further Bedroom with Ensuite Cloakroom.

Little Horse Croft Farm has two holiday cottage conversions as well as two staff dwellings. As the property currently works with Riding for the Disabled, the accommodation has been set out with this clientele in mind. The cottages are set out as follows:

Smithy Cottage • Wooden stable/shed (4.6m x 9m (15’1” x 29’6”)) Smithy Cottage is the larger of the two cottages and has a spacious The Chalet Kitchen/Dining/Sitting Room, a Double Bedroom with Ensuite There is a Swift Chamonix Chalet Home with an open plan • Wooden stable block providing 6 loose boxes and store/tack Wet Room and a Cloakroom. Stairs lead up to two further Kitchen/Sitting Room, a Double Bedroom, a further Bedroom room. (4.3m X 17.6m (14’1” X 57’9”)) and a Shower Room. Bedrooms, both of which have Ensuite Bathrooms. • Further wooden stable block providing 6 loose boxes (4.3m X 17.6m (14’1” X 57’9”)) Paddock Cottage • Block built stables comprising 19 loose boxes with access Paddock Cottage adjoins Smithy Cottage and has an open plan passages, store room (15m x 22m (49’2” x 72’2”) The existing equestrian and farm facilities and farm buildings offer Kitchen/Dining/Sitting Room and Shower Room with stairs • Adjoining steel framed and block stables providing 8 loose leading up to a Double Bedroom. the following accommodation centered on a main yard area, with a boxes, access passage and store/tack room (30m x 4.8m (98’4” site area of approximately 3 acres and benefit from mains water and x 15’9”) Staff Flat electricity: • Indoor riding arena steel framed and block built (30m x

There is a studio flat with an adjoining workshop that has potential 17.7m (98’4” x 58’0”)) with sand and fibre riding surface, staff to be converted to further accommodation. The workshop is • Stable block constructed of block elevations under a profile room, and classroom with kitchen facilities and toilets. currently let out to a local business on a short term business lease. roof comprising 10 stables and a tack room centered on a • Outdoor ménage (36m x 22m (118’0” x 72’2”) with woodchip concrete courtyard area. Approx.140sq.m surface, rails and kick boards.

Other • Picnic area, children’s play area and animal petting area. • Hard-core parking area • Reception and Café (16.3m x 8m (53’5” x 26’3”)) with kitchen and toilets

GENERAL INFORMATION

Tenure – Freehold Services – Mains water and electricity. Private drainage. Oil-Fired central heating. Local Authority – Bath and North East Somerset Council Tax – Little Horsecroft Farm – Band D The Annex – Band A Paddock Cottage – Band A Keepers Cottage – Band A Postcode – BA4 4QS Viewings - Strictly by appointment with the Vendors’ Agents, Killens 01749 671172 Fixtures and Fittings - All those items usually regarded as retained to the Vendors are specifically reserved out of the sale although may be available by separate negotiation.

ANNEXE

BUNGALOW

01749 671172 10 Sadler Street, Wells, Somerset, BA5 2SE [email protected]

IMPORTANT NOTICE Killens and their clients give notice that:

1. They are not authorised to make or give any representations or warranties in relation to the property either here or elsewhere, either on their own behalf or on behalf of their client or otherwise. They assume no responsibility for any statement that may be made in these particulars. These particulars do not form part of any offer or contract and must not be relied upon as statements or representation of fact.

2. Any areas, measurements or distances are approximate. The text, photographs and any plans are for guidance only and are not necessarily comprehensive. It should not be assumed that the property has all necessary planning, building regulation or other consents and Killens have not tested any services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise.

www.killens.org.uk